Great Falls, Montana · Cascade County
When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing.
Yes. USA Home Buyers buys houses as-is in Great Falls and Cascade County. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. You don't need to pay off your back taxes before we settle. We buy houses with back taxes and liens — payoffs get handled through the closing, not by you upfront.
Call 888-274-5006 to talk through the property.
Start with the property address and whatever you know about the tax account, lien, creditor, or notice. You can call before you have every document.
We'll give you a written cash offer within 24 hours.
Tell us the address and what you know about the notice, payoff, creditor, or tax account.
Prefer to call? 888-274-5006.
When you sell to us, we pay the closing costs. Your liens are paid off from the sale at closing.
Closing costs are separate from your mortgage, liens, back taxes, and your share of current property taxes. The lender, creditor, or county tax office confirms the current amount and payoff instructions; the title company uses those figures to prepare the closing. The amount due and any release instructions need to match the specific property and closing date.
A lien is a claim for payment that can affect the property or its title. A payoff is the current amount and instructions a creditor or tax office gives to satisfy that claim. The title company checks recorded property claims for the sale; the lender or creditor and the county tax office provide current payoff information for their accounts.
If you have them, bring the property address, parcel number, latest tax bill or notice, lender payoff statement, lien or court paper, and deed information. A partial record is enough to start the conversation. For Cascade County property-tax information, see the county links below. For a recorded deed or other real-estate document, contact the County Clerk & Recorder.
A delinquent property-tax matter and a mortgage foreclosure are not the same process. Use the current tax notice and county tax-account information for a tax question. For a mortgage-foreclosure notice, check with the lender and the court or office named on the notice; you can also read our Great Falls foreclosure information.
Think the payoff is more than the house is worth? Ask us — we've gotten lenders to come down before.
Tell us the Great Falls address, what you know about the property, and what notice or payoff is causing concern. You can start before you have every record or balance.
We review the house as it stands and give you a written offer and written terms before you commit. You can compare them with your other options before deciding.
If you choose to proceed, the title company checks ownership and recorded claims, then coordinates with the lender, creditor, or tax office for current payoff and release instructions. The closing figures are prepared for the specific property and transaction.
The closing statement shows the sale price, payoffs, taxes, costs, and the amount remaining after those items. The title company confirms the final figures as part of the title-company closing.
Great Falls is in Cascade County. Use the office or record that matches the notice in hand, and confirm the current account or filing details with the responsible office.
Start here for Cascade County property-tax account information. If you have a delinquent-tax notice or a question about current status, use the contact and instructions on the notice to confirm the account and any next steps.
The County Clerk & Recorder handles the county real-estate-document recording role. Montana requires a Realty Transfer Certificate to be filed with the Clerk & Recorder when the deed is recorded.
Montana has no state, county, or city transfer tax on a real-property sale or transfer. A Realty Transfer Certificate is still filed with the deed when it is recorded. The Montana Department of Revenue uses the certificate to update ownership records and collect sale information for property appraisals; it also asks whether water rights transfer. If the property has its own water right, the state water-right ownership record must be updated too. That extra update does not apply to a property served by a public water supply.
Montana Constitution: no tax on real-property transfers · Montana Department of Revenue: Realty Transfer Certificates · Montana water-right ownership updates
Use your own estimates for the house, mortgage payoff, liens or back taxes, repairs, and other costs in the Great Falls home-sale net proceeds calculator. Just an estimate — the actual number could be more or less depending on the home's condition.
Yes. USA Home Buyers buys houses as-is in Great Falls and Cascade County, including houses with back taxes and liens. You don't need to pay off your back taxes before we settle. Payoff amounts and instructions are confirmed for the property during the title and closing process.
When you sell to us, we can set it up so you don't have to prepay anything — it comes out at closing. Your liens are paid off from the sale at closing. The creditor or tax office and title company confirm the current payoff information for the property.
The lender or other creditor provides its current payoff information. Cascade County property-tax records are available through the county tax-search link on this page. The title company checks the recorded property claims and coordinates the payoff information needed for closing.
No. A delinquent property-tax matter and a mortgage foreclosure are separate processes, with different notices and responsible offices. Check the current tax account or notice with Cascade County; for a mortgage-foreclosure notice, contact the lender and the court or office named on that notice.
Start with the property address and whatever you have: a tax bill or notice, parcel number, lender payoff statement, lien or court paper, or deed information. You can call before you have every record assembled.
No. Montana does not allow state or local taxes on the sale or transfer of real property. A Realty Transfer Certificate is still filed with the county Clerk and Recorder when the deed is recorded. The local facts section links to the state sources and explains the paperwork.
We talk through the Great Falls property and the records you have, review the house as-is, and provide written terms before you commit. If you choose to proceed, the title company and relevant creditors or county offices confirm the title, payoff instructions, and settlement figures before closing.
Call 888-274-5006 or use the form above. Start with the Great Falls address and the tax or payoff information you have.